Two-Unit Duplex with
New
For Sale
$395,000
102 ETTA Street, Hot Springs, AR 71901
Tenant-occupied corner-lot property with private garages and individual backyards.
Property Size3,468 SF
Days on Market4
Property Features for 102 ETTA Street
General Information
Standard status
Active
Size
3,468 SF
Total Parking Spaces
2
Property subtype
Duplex
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Parking per Unit
1
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$2,759
Building Details
Building Size
3,468 SF
Year Built
1985
Buildings
1
Listing Agency:
Keller Williams Realty-Hot Springs
(870) 230-3537
Listed By:
Greg Diehl
(870) 230-3537
Source:
Whitestonearkansas
Added: Aug 17
Changed: Aug 20
Last Checked: Aug 20 at 5:41AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Keller Williams Realty-Hot Springs
Investment Insights
Based on property information with market context.
This 1985-built duplex contains two separate residences, each offering three bedrooms, two bathrooms, a private one-car garage, and its own backyard. The property provides six bedrooms, four bathrooms, and two garages in total, with both units currently occupied.
Set on a corner lot, the duplex offers access to the Hot Springs Bypass, Malvern Avenue, and Grand Avenue. Its two-unit configuration supports continued leasing of both residences or an owner-occupancy arrangement with the adjoining unit leased separately, as stated in the property information. Showings are by appointment, and tenants should not be disturbed.
Set on a corner lot, the duplex offers access to the Hot Springs Bypass, Malvern Avenue, and Grand Avenue. Its two-unit configuration supports continued leasing of both residences or an owner-occupancy arrangement with the adjoining unit leased separately, as stated in the property information. Showings are by appointment, and tenants should not be disturbed.
Key Highlights
- Two‑unit duplex with 6 bedrooms and 4 bathrooms total
- Each unit includes 3 bedrooms, 2 bathrooms, and a private 1‑car garage
- Both units are tenant occupied
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$22,904
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.80%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$458,080
$458.1K
Cap Rate 7%
$327,200
$327.2K
Cap Rate 9%
$254,489
$254.5K
Market Conditions
NOI Build-Up for 3,468 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$35.4K $10.20/SF
− Vacancy
−$2.7K −$0.77/SF
EGI
$32.7K $9.44/SF
− OpEx
−$9.8K −$2.83/SF
NOI
$22.9K $6.60/SF
Area
Garland County, AR
Vacancy
7.50%
Lease Rate
$10.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$458,080
Cap Rate 7%
$327,200
Cap Rate 9%
$254,489
Alternative Uses
Best Use
Multifamily LT 5
$327.2K
$286.3K – $381.7K
NOI $22,904 @ 7.0% cap · market cap 5.80%
Second Best
Apartment 5plus
$305.7K
$267.5K – $356.7K
NOI $21,401 @ 7.0% cap · market cap 5.42%
Theoretical Best
Office A
$634.2K
$555.0K – $739.9K
NOI $44,396 @ 7.0% cap · market cap 11.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
11
Businesses Nearby
Explore this area
Business Placement
Demographics for 71901, AR
29,363
Population
14,952
Households
2
Avg Household Size
43
Median Age
26%
College-Educated
88%
High-School Grad
101.9 sq mi
ZIP Area
288
Density / Sq Mi
$52,410
Median Household Income
$35,604
Median Earnings
$797
Median Rent
$173,400
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Tenant-occupied corner-lot property with private garages and individual backyards.
Where is this duplex located?
The property is located at 102 ETTA Street Hot Springs, AR.
What is the asking price?
The asking price for this property is $395,000.
What are key features of this property?
This property features: Two‑unit duplex with 6 bedrooms and 4 bathrooms total; Each unit includes 3 bedrooms, 2 bathrooms, and a private 1‑car garage; Both units are tenant occupied
